LLC's, QBI, and covering your ASSets!

[Brian Smith]

So let me start with the back story and present situation... I own 4 long term rentals, and 1 short term rental out of state. I'm in the process of closing on a second out of state short term rental, and I self manage everything. I have my 4 long term rentals transferred into an llc, and all expenses run through a business checking account - other than the "due on sale" clause issue (since the mortgages on 3 of them are in my personal name) everything is fine with the current set up. Now to the higher end vacation rentals. I've been advised NOT to transfer those to an LLC, because it doesn't REALLY provide any asset protection, and it could cause 1031 exchange issues upon sale. Since everything is self managed I feel they are "active" investments and the income should qualify for the new 20% QBI tax deduction, so here's the real question: Can/should I run all expenses/income through a new LLC so it qualifies as a "real" business, and if so would I then be on the hook for self employment taxes, effectively nullifying the QBI deduction?

I've never spent much time on accounting practices, and I'm learning the hard way that these details matter! So with 4 long term (local) rentals, and 2 short term (long distance) rentals - how would you set up the business(es) for the simplest and most effective accounting? 

I noticed the QBI deduction only applies to LLC, s-Corps, etc so I'm wondering if it's worth it to operate through an LLC even if i have no intention of transferring said properties into the business.

Thanks in advance!